Real Estate Investing in Gumspring, Virginia (23065)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23065 (Gumspring, VA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Gumspring, VA (23065)?
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Market Analysis: 23065 Gumspring
Investors eyeing 23065 need to respect the fundamentals at play. Home values of $395K come alongside slower price movement and elevated management overhead.
For an experienced owner, 23065 can be a a credible choice for hunting ground — but the discount at $395K reflects genuine risk that outside investors often underestimate.
In the broader VA picture, 23065 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 23065 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Gumspring's stable or hybrid ZIPs before stepping into 23065. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Gumspring:
Property Strategy for 23065
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $366,289 | $1,950 | 3.8% | +7.0% | $122,096 |
| 4BR | $520,027 | $2,410 | 3.3% | +6.2% | $130,007 |
Market Trends
Home Value History (with trend line)
📊 How Does 23065 Compare?
| Metric | 23065 | Gumspring | Richmond, VA | Virginia |
|---|---|---|---|---|
| Home Value | $394,773 | $394,773 | N/A | $403,170 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 6.4% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23065 (Gumspring, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $394,773 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 23.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 23065
Population: 1,579
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
How tight is the rental market in Gumspring, VA?
Gumspring, VA carries elevated vacancy risk. Expect measured absorption at market rents of $1,386/mo.
What are rental rates like in Gumspring, VA?
Rental rates in Gumspring, VA average $1,386/mo. Tenant demand and $395K home values make the yield look reasonable by investor standards.
What is the best play in Gumspring, VA?
For Gumspring, VA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is house hacking profitable in Gumspring, VA?
House hacking in Gumspring, VA is reasonable to execute. Prices around $395K and rents of $1,386/mo solid owner-occupant economics.
What kind of market is Gumspring, VA for investors?
Our data puts Gumspring, VA at 3.0/5 for investability. Home prices of $395K and rents around $1,386/mo create a solid backdrop for investor activity.
You know 23065 now. You don’t know where it ranks.
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How 23065 ranks in Richmond, VA
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